528 Pinecrest Dr · Riverdale, GA 30274

$139,900

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records

Built 1962 10,454 sqft lot Est $148k · 6% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.9/30.0
• ARV discount +10.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.4/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 528 Pinecrest Dr in Riverdale! This charming all-brick home is full of potential and ready for your personal touch. Offering 3 bedrooms, 1 renovated bath with a walk-in shower, and approximately 1,014 sqft, this property features a functional floor plan with a spacious living room, eat-in kitchen, and primary bedroom on the main level. Outside, enjoy a fenced backyard complete with a storage barn, perfect for extra storage, hobbies, or workshop space. The covered carport includes an attached storage room for added convenience. With its durable brick exterior and solid layout, this home presents a fantastic opportunity for homeowners or investors looking to add cosmetic

Key facts

• 0.24 acre lot
• Parking
• Built 1962

Property features AI

Finance

• Other: Listed As-Is; Accepts Cash, Conventional, FHA, VA, and 1031 Exchange
• HOA & community: No HOA

Exterior

• Parking: Carport (attached); Parking pad; Open parking with side/rear entrance
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable and high-speed internet available; Phone service available; Sewer connected; Low-flow water fixtures; Energy-efficient windows
• Home design: Single-family house; One story; Resale property; Other structure: Barn(s)
• Construction: Built in 1962; Brick construction; Block foundation; Composition roof; Double-pane windows
• Exterior features: Patio; Back yard with chain link fence; Grassed lot; Level, open and private yard

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile bath; Dining room and living room combo; Breakfast area; Great room; Crawl space basement
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.0% vs local median 5.5% in Riverdale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#100 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Riverdale Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 635 students, 90% FRL); Riverdale Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 660 students, 90% FRL); Charles R. Drew High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,652 students, 91% FRL).
• Market conditions: Rents rising (+1.3%/yr); 189 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 40% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.19%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $148,044
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
484 Ridgecrest Dr	0.18mi	3/1.0	1,025 (+1%)	18mo	$110,000	$107	75
443 Voyles Dr	0.25mi	3/1.5	1,032 (+2%)	23mo	$211,000	$204	64
6261 Pinegrove Rd	0.45mi	3/1.0	912 (-10%)	10mo	$130,000	$143	54
6270 Pinegrove Rd	0.47mi	2/1.0 (-1)	902 (-11%)	3mo	$69,000	$76	52
6127 Pinegrove Rd	0.72mi	3/1.0	874 (-14%)	5mo	$85,000	$97	39
488 Valley Hill Rd SW	0.46mi	3/2.0	1,144 (+13%)	18mo	$255,000	$223	38
480 Pine Pl	0.59mi	3/2.0	1,150 (+13%)	15mo	$215,000	$187	34
6605 Stark Ct	0.74mi	3/2.0	888 (-12%)	9mo	$130,000	$146	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,836
• Equity at exit: $20,860

10-year hold

• IRR: 9.1%
• Equity multiple: 1.65×
• Total profit: $25,347
• Equity at exit: $12,096

Cash invested: $39,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30274

• Home prices YoY: -19.6%
• Rents YoY: 1.3%
• Active inventory: 189
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$734
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $431

Break-even live

Break-even rent $1,196

Max offer price $139,900

Occupancy floor 70%

Sensitivity live

Price	-10% $510	-5% $470	+0% $431	+5% $391	+10% $351
Rent	-10% $293	-5% $362	+0% $431	+5% $499	+10% $568
Rate	-1.0pp $501	-0.5pp $466	base $431	+0.5pp $394	+1.0pp $357

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Pinecrest Dr Riverdale, GA	4.0	2.0	1500	$1,700	$1.13	25d	1	0.07mi
6491 Camp St Riverdale, GA	2.0	1.0	1073	$1,468	$1.37	6d	1	0.11mi
500 Denham St Riverdale, GA	3.0	2.0	1174	$2,400	$2.04	6d	1	0.13mi
654 Roy Huie Rd Unit 1 Riverdale, GA	2.0	1.0	1125	$1,250	$1.11	25d	1	0.14mi
6476 Voyles Dr Unit 1 Riverdale, GA	2.0	1.0	1200	$2,250	$1.88	25d	1	0.24mi
6476 Voyles Dr Riverdale, GA	2.0	2.0	1200	$2,250	$1.88	23d	1	0.24mi
363 Upper Riverdale Rd SW Riverdale, GA	1.0–2.0	1.0	842	$1,149	$1.36	21d	3	0.38mi
6447 River Park Dr Riverdale, GA	3.0	2.0	1320	$1,650	$1.25	21d	1	0.44mi
6631 Baldwin Ct Riverdale, GA	3.0	1.0	1211	$1,593	$1.32	0d	1	0.46mi
6450 River Park Dr Riverdale, GA	2.0	2.5	1320	$1,550	$1.17	44d	1	0.47mi
275 Upper Riverdale Rd Unit A63 Jonesboro, GA	2.0	2.0	832	$1,200	$1.44	25d	1	0.52mi
168 Ridge Trl Riverdale, GA	3.0	1.5	1176	$1,580	$1.34	0d	1	0.77mi
160 Roy Huie Rd Riverdale, GA	3.0	2.0	1032	$1,631	$1.58	17d	1	0.79mi
193 Scarsdale Dr Riverdale, GA	3.0	1.0	925	$1,615	$1.75	0d	1	0.80mi
828 Overlook Ter Atlanta, GA	3.0	2.5	1270	$1,495	$1.18	0d	1	0.83mi
6632 Stark Ct Unit A Riverdale, GA	3.0	2.0	1075	$1,850	$1.72	44d	1	0.87mi
582 Roberts Dr Riverdale, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	44d	3	0.87mi
582 Roberts Dr Riverdale, GA	1.0–2.0	1.0–1.5	912	$1,004	$1.10	0d	6	0.87mi
501 Roberts Dr Riverdale, GA	1.0–3.0	1.0–2.0	1022	$1,344	$1.31	0d	13	0.87mi
501 Roberts Dr Riverdale, GA	2.0	2.0	1028	$1,144	$1.11	25d	1	0.87mi
1019 River Stone Ct Riverdale, GA	3.0	2.0	1228	$1,715	$1.40	16d	1	0.88mi
839 River Glen Pl Riverdale, GA	3.0	2.0	1414	$1,870	$1.32	6d	1	0.90mi
563 Briar Hill Ct Riverdale, GA	1.0–2.0	1.0–2.0	1132	$1,350	$1.19	19d	9	0.91mi
634 Roxbury Dr Riverdale, GA	4.0	2.0	1400	$1,745	$1.25	13d	1	0.93mi
263 Roxbury Dr Riverdale, GA	3.0	2.0	1135	$1,585	$1.40	23d	1	0.99mi
776 Glenshire Ct Riverdale, GA	4.0	3.0	1454	$1,766	$1.21	44d	1	1.00mi
213 Shenandoah Dr Riverdale, GA	2.0	3.0	1485	$1,500	$1.01	44d	1	1.01mi
128 Alexander Ct Riverdale, GA	4.0	2.0	1280	$1,956	$1.53	45d	1	1.01mi
237 Shenandoah Dr Riverdale, GA	3.0	2.5	1417	$1,435	$1.01	6d	1	1.05mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	44d	1	1.05mi
417 Patrick Henry Ct Riverdale, GA	3.0	2.0	1350	$1,650	$1.22	13d	1	1.10mi
7016 Adel Ln Riverdale, GA	3.0	1.0	1092	$1,500	$1.37	44d	1	1.12mi
389 Eagles Flight Ln Riverdale, GA	3.0	2.0	1308	$1,650	$1.26	5d	1	1.16mi
746 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,525	$1.79	3d	9	1.19mi
465 Eagles Crossing Cir Riverdale, GA	3.0	2.0	1315	$1,500	$1.14	44d	1	1.24mi
471 Eagles Crossing Cir Riverdale, GA	3.0	2.5	1481	$1,700	$1.15	44d	1	1.24mi
7074 Williamsburg Dr Riverdale, GA	2.0	2.0	1032	$1,461	$1.42	4d	1	1.25mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	44d	21	1.25mi
7157 Williamsburg Dr Riverdale, GA	3.0	2.0	1374	$1,700	$1.24	5d	1	1.27mi
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	44d	9	1.28mi

Listing history 5 events

1. 2026-06-08
   statusdays on marketlisting id $139,900 Pending
2. 2026-06-02
   status $139,900 Under Contract 10 DOM
3. 2026-06-01
   days on market $139,900 New 10 DOM
4. 2026-05-31
   days on market $139,900 New 9 DOM
5. 2026-05-12
   listed $139,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,838 · $153/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,897
• − Mortgage interest: −$7,837
• − Property taxes: −$1,838
• − Insurance: −$700
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$4,070
• Taxable income: $3,109
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $4,421/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Riverdale

• Score: 70/100
• State rank: #100
• US rank: #7907

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B- Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, GA
• County: Clayton County · 230,153 people
• City population: 61,126
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,081
• Household income: $52,209
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 2586.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 14% Two or more races 5% Asian 5% White 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 12% Vietnamese 2% Other Asian/Pacific 2%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.82%
• Current HPI: 236.3592
• Rent YoY: ▲ 1.30%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

1 event — show timeline

• 2026-05-12 Listed $139,900 GAMLS

Property tax history

+9.1%/yr

Latest (2025): $1,838 · +13.1% YoY. Source: county tax records.